35 Port Side Dr Unit 35B
Fort Lauderdale, FL 33316 · townhomes · For Sale · 33 days on market
Asking price$2,850,000
4 beds 4 baths 2,530 sqft
Suggested offer$1,400,725$1,449,275 above the est. market value of $1,400,725.
View on Realtor.com →Listed by James Morlock · Fidelity Real Estate Llc
Typetownhomes
Built1981
Price / sqft$1126
Est. value (own analysis)$1,400,725
Rent estimate (Zillow ZIP avg)$2,500/mo
HOA$1,012/mo
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Statusfor_sale
Listed date2026-08-01
Removed date—
MLSBeachesMLS #B26057313
Coordinates26.10219, -80.12132
Address35 Port Side Dr Unit 35B
CityFort Lauderdale
StateFL
Zip33316
Listing ID5845846134
Sourceus-real-estate-listings, cached 2026-08-28
ZIP market snapshot (33316)
Median sale price$900,000
Median days on market (sale)121
Active sale listings368
Median rent$2,500/mo
Median days on market (rent)34
Active rental listings281
Real ZIP-wide statistics from RentCast, as of 2026-09 (fetched 2026-09-03) — this is the whole ZIP's market, not specific to this property. Re-analyzing spends one of the account's 50 free monthly lookups. Our own log shows at least 6 of the 50 free monthly RentCast requests used — that only counts calls made through this app, so it can undercount. RentCast's own account dashboard has the real total.
Re-analyze ZIP 33316 (≥6 of 50 per our log)Underwriting (buy-and-hold, default assumptions)
| Acquisition (one-time, not monthly/yearly) | |
| Purchase price | $2,850,000 |
| Down payment (20.0%) | $570,000 |
| Loan amount | $2,280,000 |
| Closing costs (5.0%) | $142,500 |
| Total cash to close | $712,500 |
| Income | |
| Rent (ZIP avg, ZORI — not bedroom-specific) | $2,500$30,000 |
| Vacancy loss (8.0%) | |
| Effective gross income | $2,300$27,600 |
| Operating expenses | |
| Property tax (placeholder 1.9% of price) | $4,513$54,150 |
| Insurance (placeholder 0.8% of price) | $1,900$22,800 |
| HOA dues | $1,012$12,144 |
| Management (0.0% of EGI) | $0$0 |
| Maintenance (5.0% of GSR) | $125$1,500 |
| Total operating expenses | $7,550$90,594 |
| Net operating income (NOI) | |
| Debt service & reserves | |
| Debt service (6.66%, avg 30yr rate as of 2026-08-27, 30yr amortizing) | |
| CapEx reserve (5.0% of GSR) | $125$1,500 |
| Mortgage insurance (PMI) (0.0% of loan, not required — down payment ≥ 20%) | $0$0 |
| Cash flow |
Cap rate
Cash-on-cash
DSCR
Rent-to-price (1% rule)
Gross rent multiplier
Operating expense ratio
Break-even occupancy
Comparables
Same ZIP. Real active rental listings, used to derive the rent estimate above.
| Address | Type | Beds | Baths | Sqft | Asking rent | Listed | Days on market |
|---|---|---|---|---|---|---|---|
| townhomes | 4 | 4 | 2,050 | $6,500 | 2026-04-22 | — |
Same ZIP & bedroom count. Closed sales from Realtor.com over the last 12 months, matched to this property's type — real transaction prices, not asking prices. Falls back to Miami-Dade County public records (property appraiser tax roll) when Realtor.com has no sales on file for the area.
| Address | Type | Beds | Baths | Living sqft | Sale price | Sale date |
|---|---|---|---|---|---|---|
| 910 SE 13th St | townhomes | 4 | 4 | 2,619 | $1,465,000 | 2026-07-29 |
| 912 SE 13th St | townhomes | 4 | 4 | 2,619 | $1,450,000 | 2026-07-17 |
| 812 SE 12th St Unit 812 | townhomes | 4 | 4 | 2,841 | $1,375,000 | 2026-04-30 |
Same ZIP. Other properties currently for sale nearby — asking prices, not closed sale prices. Not a price comp; see Sold comps for actual transaction history.
| Address | Type | Beds | Baths | Sqft | Asking price | Days on market |
|---|---|---|---|---|---|---|
| 1700 Marietta Dr | single_family | 4 | 3 | 2,070 | $2,699,500 | — |
| 1001 SE 10th St | single_family | 4 | 3 | 2,518 | $2,245,000 | — |
| 1322 Cordova Rd | single_family | 4 | 3 | 1,762 | $2,650,000 | — |
| 1518 E Lake Dr | single_family | 4 | 5 | 3,781 | $3,995,000 | — |
| 2100 S Ocean Ln Unit 101-102 | condos | 4 | 4 | 3,003 | $1,299,000 | — |
| 1313 Seabreeze Blvd Unit B | single_family | 4 | 3 | 2,623 | $1,850,000 | — |
| 801 Seabreeze Blvd Ph 2406 | condos | 4 | 5 | 4,982 | $22,000,000 | — |
| 1630 SE 11th St | single_family | 4 | 4 | 2,545 | $3,750,000 | — |
10-year hold projection
IRR-12.5%
Equity multiple-1.14x
Total return (10yr)-$1,154,017
| Year | Property value | NOI | Cash flow | Loan balance | Equity |
|---|---|---|---|---|---|
| 1 | $2,935,500 | -$62,994 | -$240,317 | $2,255,280 | $680,220 |
| 2 | $3,023,565 | -$64,431 | -$241,791 | $2,228,862 | $794,703 |
| 3 | $3,114,272 | -$65,899 | -$243,298 | $2,200,630 | $913,642 |
| 4 | $3,207,700 | -$67,401 | -$244,839 | $2,170,459 | $1,037,241 |
| 5 | $3,303,931 | -$68,935 | -$246,413 | $2,138,217 | $1,165,714 |
| 6 | $3,403,049 | -$70,503 | -$248,023 | $2,103,760 | $1,299,289 |
| 7 | $3,505,141 | -$72,105 | -$249,668 | $2,066,938 | $1,438,203 |
| 8 | $3,610,295 | -$73,743 | -$251,349 | $2,027,586 | $1,582,709 |
| 9 | $3,718,604 | -$75,417 | -$253,067 | $1,985,532 | $1,733,071 |
| 10 | $3,830,162 | -$77,128 | -$254,824 | $1,940,591 | $1,889,571 |
Assumes 3.0% annual rent growth, 2.5% expense growth, 3.0% appreciation, and a 6.0% selling cost at exit — all placeholder assumptions, not market-derived.